MAISON171 by Elie Saab at 171 East 86th Street: What the Offering Plan Says

Updated Oct 11, 2026 · 6 min read

MAISON171 is a 24-unit new condo at 171 East 86th Street on the Upper East Side, filed as 171 East 86th Street Condominium. Its offering plan lists Gaggenau kitchens, all-electric heat pump heating and cooling, a subcellar with a gym, screening room and golf simulator, and a 24/7 non-union doorman staff.

In brief: MAISON171 by Elie Saab is a 17-story new-construction condo at 171 East 86th Street on the Upper East Side, with 24 homes above two commercial units. Its offering plan, filed as 171 East 86th Street Condominium, lists Gaggenau kitchens, all-electric heat pump heating and cooling, and a balcony or terrace for every home but one. The subcellar holds most of the amenities, including a gym, a screening room and a golf simulator, and a doorman is budgeted around the clock.

What's Specific to It

• The plan itself doesn't mention Elie Saab. The MAISON171 by Elie Saab name appears on the Attorney General's listing, but the plan text we read doesn't describe any branding or licensing deal.
• A subcellar full of rooms. Beyond the gym and screening room, the plan lists a golf simulator, a music room, a kids' room, a yoga and wellness room and a steam/shower room.
• No live-in super. The plan says no resident manager will live in the building, but it budgets a superintendent, a porter and four doormen, all expected to be non-union.
• The sponsor can rent instead of sell. It commits to selling only 4 homes (15%) to declare the plan effective, and keeps an unconditional right to rent the rest.
• The managing agent is affiliated with the sponsor. The plan says the sponsor's principals are affiliated with Andover Property Management, which shares the sponsor's Great Neck office address.
• Planters on every balcony and terrace, with climbing plants that the condominium, not the owner, maintains.

The offering plan, the document the developer filed with the New York Attorney General, goes past listing photos: it names appliance models, the heating system, who staffs the lobby and what it all costs. It was accepted in February 2026.

At a Glance

• Address: 171 East 86th Street, Upper East Side, Manhattan
• Size: 24 homes and 2 commercial units in a 17-story building on a lot of about 5,000 square feet
• Layout: two homes per floor on floors 2 through 10, full-floor penthouses on 11 through 15, and a duplex at the top
• Home sizes: roughly 1,300 to 4,800 square feet; floor plans for the 12th- through 15th-floor homes show four bedrooms and 3.5 baths
• Sponsor's offering prices: about $2.5 million to $18 million (asking prices in the plan, not sales)
• Estimated common charges: about $1,800 to $7,300 a month in the first year
• Parking and storage: none; no storage lockers either

Finishes

Kitchen

• Gaggenau appliances: 400 Series refrigerator and oven, 200 Series dishwasher and induction range
• Range hood: Bosch
• Wine cooler: Gaggenau 400 Series, in select homes only
• Counters and cabinets: stone slab counters and island, wood veneer cabinets
• Sink and faucet: Signature Plumbing

Good to know: the range is induction, and heating, cooling and hot water in the homes all run on electric heat pumps, so plan on an all-electric home.

Bathrooms

• Floors and walls in "dimensional stone," listed as marble or porcelain tile
• Quartz-top vanity with undermount sink, plus a medicine cabinet
• Faucets, tub, tub spout, hand shower and showerhead all by Signature Plumbing

Compare with other buildings in our bathroom brands guide.

Floors, Windows and Laundry

• Floors: 15mm engineered white oak by Evergreen America over a 5mm rubber underlayment
• Windows: insulated glass in thermally broken aluminum frames; the entrance doors are by Power Windows & Doors
• Laundry: a Samsung washer and a ventless heat pump dryer in every home; there's no shared laundry room

Heating, Cooling and Hot Water

• Mitsubishi variable refrigerant flow (VRF) heat pumps, with condensers on the roof and individually controlled fan coils in each home
• No boiler and no supplemental heat
• Your own 50-gallon A.O. Smith heat pump water heater
• Fresh air from Greenheck energy recovery ventilators with MERV 13 filters

Tip: home electricity is submetered, so heating, cooling and hot water show up on your own bill.

Amenities

The plan lists about 1,750 square feet of required recreation space on the subcellar and second floor, plus extra rooms below ground:

• Fitness room (subcellar): about 750 sq ft, with cardio and strength equipment
• Screening room (subcellar): about 420 sq ft, for up to 8 people
• Lounge (2nd floor): about 745 sq ft with seating and tables
• More subcellar rooms: a second lounge (about 435 sq ft), golf simulator (about 265), yoga and wellness room (about 250), kids' room (about 230), music room (about 175) and steam/shower room (about 140)
• Bike storage: 12 subcellar spaces, plus 1 in the cellar
• Package room off the lobby, about 7 by 4 feet

The plan doesn't list a pool, and there's no parking and no storage lockers. The plan doesn't list amenity fees. Rooms are small, with occupancies of 2 to 15 people (see amenities by building size).

Private Outdoor Space

Terraces sit on the 2nd, 11th and 14th floors and the roof, and upper-floor balconies run the length of the building behind a terracotta screen; the 12th- and 13th-floor plans show balconies of roughly 770 and 830 square feet. See our outdoor space guide.

Staffing and Services

• Doorman: at the lobby 24 hours a day, 7 days a week, covered by a budgeted staff of four doormen
• Superintendent and porter: one of each
• Non-union, with no live-in resident manager
• Phase-in: only the super is expected at first closing; the budget still assumes full staff all year

Doormen and the porter are budgeted at about $20 an hour and the super at $1,250 a week; payroll is roughly $424,000, about 45% of the budget. For context, see what a doorman costs NYC condos.

What It Costs to Run

The sponsor projects a first-year budget of about $950,000 for September 2026 through August 2027. The homes cover about $886,000 of it through common charges, and the two commercial units cover the rest.

In the sponsor's Schedule A, monthly common charges run from about $1,800 for the smallest home to about $7,300 for the duplex. Estimated monthly real estate taxes run higher than common charges in every home. At closing, you'll also pay two months of common charges as a working capital contribution, $3,500 to the sponsor's attorney for closing documents, and a $1,000 move-in fee. See why operating costs differ or compare operating expenses.

Fine Print Worth Knowing

• The branding isn't in the plan. The plan calls the building 171 East 86th Street Condominium and says nothing about what the Elie Saab name covers, costs or how long it lasts. Ask whether a later amendment addresses it.
• Rent-not-sell right. Because the sponsor may rent unsold homes, owner-occupants may never control the board.
• Tax abatement not counted. The projected real estate taxes leave out any ICAP benefit, which, if granted, would start the first full year after construction.
• Affiliated manager. Andover's initial contract runs two years at $50,000 a year.
• Measured to the outside. Square footages run to the exterior walls, so usable space is smaller than Schedule A shows.

Who's Behind It

• Sponsor: ZDJ E 86 LLC; the plan names Zhidong Wu as principal and Z.D. Jasper Realty as the company behind it
• Architect: Archimaera Architecture PC
• Managing agent: Andover Property Management Inc.
• Selling agent: Brown Harris Stevens Development Marketing
• Sponsor's counsel: Moritt Hock & Hamroff, LLP

The plan doesn't name a separate interior designer.

Common Questions

Is MAISON171 an Elie Saab-branded building?

That's its name on the Attorney General's listing, but the offering plan text we reviewed doesn't mention Elie Saab or any licensing arrangement.

Does MAISON171 have a doorman?

Yes. The plan says a doorman will be at the lobby 24/7 and budgets four non-union doormen, a porter and a superintendent, though no super will live in the building.

What are the common charges at 171 East 86th Street?

The sponsor's first-year estimates run from about $1,800 to $7,300 a month depending on the home, and real estate taxes are projected to be higher than common charges in every home.

Where this comes from: the building's offering plan (CD250179), accepted by the New York Attorney General in February 2026, including Schedule A, the Schedule B budget and the architect's report. Prices are the sponsor's offering prices, not sales; budgets are first-year projections. Updated October 2026.